Your closing date is set, boxes are packed, and then you hear it: “We need an occupancy permit.” If you’re buying or selling in O’Fallon or elsewhere in St. Louis County, this can feel like a curveball. The good news is that with a clear plan, you can avoid last‑minute surprises. In this guide, you’ll learn when occupancy permits or inspections are required, how to schedule them, why utilities and lenders care, and how to build everything into your timeline. Let’s dive in.
Occupancy permits explained
An occupancy permit or Certificate of Occupancy confirms a property meets local building and life‑safety standards for the intended use. For existing single‑family homes, some cities issue a certificate of compliance or require a property‑maintenance inspection instead. The goal is safety and habitability.
A property‑maintenance inspection checks items like smoke and carbon monoxide detectors, clear exits, basic electrical and plumbing safety, and exterior conditions. New construction or major remodels follow building code inspections that lead to a final Certificate of Occupancy.
When requirements apply locally
Rules vary by municipality, so always confirm for the specific address. In the St. Louis metro, many cities in St. Louis County use occupancy certificates or property‑maintenance inspections at sale or tenant change. O’Fallon is often referenced as part of the St. Louis area, but the city sits in St. Charles County, which has its own processes. Requirements are set locally by each city or county.
Common triggers include:
- New construction or substantial renovation.
- A change in occupancy type (for example, converting a commercial space to residential).
- Transfer of ownership or change of tenant where the city requires a certificate at sale or move‑in.
- Rental registration or periodic rental inspections.
- Utility providers or lenders asking for proof of inspection or occupancy before service activation or funding.
How to schedule and your best timeline
Most sellers or owners apply through the local building or code enforcement office. Your agent, title company, or buyer may help coordinate, but confirm who is responsible in your contract.
Typical process:
- Confirm local rules. Contact the city or county building department to learn if an occupancy permit, certificate of compliance, or property‑maintenance inspection is required.
- Apply and pay fees. Submit the application online or in person, and pay any fee. Some places ask for documentation of prior permits.
- Prep the home. Tackle easy safety items first: install working smoke and carbon monoxide detectors, ensure clear egress, and fix missing cover plates.
- Inspection day. The inspector issues a pass, conditional approval with repairs, or a fail.
- Make repairs and re‑inspect. If needed, complete required fixes and schedule re‑inspection.
- Get the certificate or report. Share it with your lender, title company, and utility providers if requested.
Recommended lead times:
- Schedule routine sale‑related inspections at least 2–3 weeks before closing to allow time for repairs and re‑inspection.
- For new construction or major permitted work, begin the permit and inspection process months ahead of your target move‑in.
- If utilities need proof of inspection to activate, schedule early to avoid delays.
Why utilities and lenders care
Utilities: Some electric, gas, or water providers require proof of an occupancy permit or inspection before they establish or transfer service. This protects you and the utility by confirming systems are safe to energize.
Lenders and title: Lenders may need evidence the property is habitable and free of unresolved code violations before releasing funds. Title companies can also require clearance of municipal violations or related liens prior to closing. Missing documents can cause funding holds or rescheduling.
Insurance: Carriers may deny or delay coverage if a property has known, unaddressed code issues. Proper documentation helps you avoid gaps.
Common issues inspectors flag
If you address these items before the inspection, you reduce re‑inspection risk:
- Missing or nonfunctional smoke and carbon monoxide detectors.
- Inoperable or unsafe heating systems.
- Electrical hazards such as exposed wiring or missing cover plates.
- Plumbing leaks, sewage backups, or no hot water.
- Blocked exits or windows that do not open.
- Exterior hazards including rotted steps, missing handrails, or active roof leaks.
- Property maintenance problems like debris, overgrown vegetation, or pest conditions.
Who pays and who coordinates
In many local transactions, the seller handles city compliance, fixes code items, and provides the required certificate at closing. That said, your purchase contract controls the details. If you prefer to take on certain repairs or accept a credit, negotiate that up front and document it. Also ask your lender early if they need the certificate or inspection report as a funding condition.
If the inspection calls for work that needs permits, those permits must be pulled and finalized before the occupancy document is issued. Plan time for contractor scheduling and final sign‑offs.
Transaction timeline checklist
30–45 days before closing:
- Ask whether the city or county requires an occupancy certificate or inspection for the property’s address.
- Call the local building or code enforcement office to confirm the process and fees.
- If your lender needs a certificate or report, get that requirement in writing.
14–21 days before closing:
- Schedule the inspection and fix obvious safety items.
- If repairs need permits, apply immediately and book contractors.
7–14 days before closing:
- Complete repairs and schedule re‑inspection if needed.
- Request the final certificate or report and send it to your lender and title company.
Day of closing:
- Confirm utility activations or transfers and have your occupancy document ready if a provider requests proof.
Local contacts to check
Because requirements are set locally, verify by address:
- Municipal building departments and code enforcement: Check the City of O’Fallon’s building or neighborhood services office, St. Louis County’s building or code enforcement division for properties within county‑run areas, or the specific municipality’s building department if the home is in an incorporated city.
- Utilities: Electric service is commonly provided by Ameren in the metro, gas by Spire, and water by Missouri American Water or a municipal utility. Call with your exact address to confirm provider requirements.
- Lender and title: Ask your loan officer and title company if they need a certificate or inspection report to close.
Use the property address to determine the precise jurisdiction, then search the city’s official website for “building department,” “certificate of occupancy,” or “property maintenance.”
Final thoughts
You can avoid closing‑day delays with a simple plan: confirm local rules early, schedule inspections 2–3 weeks before closing, and coordinate with your lender, title company, and utilities. If you’re unsure which city controls the inspection or what the timeline should be, we’re here to help.
Ready for a clear path to closing in O’Fallon or anywhere in St. Louis County? Connect with the neighborhood‑savvy team that plans ahead, communicates fast, and keeps your move on track. Reach out to Chris & Kait Real Estate Team to get a custom plan for your address and Get Your Instant Home Valuation.
FAQs
Is a Certificate of Occupancy required for every home sale in O’Fallon or St. Louis County?
- Not universally; it depends on the specific city or county and the type of transaction, so always confirm requirements with the local building or code department for the property’s address.
Who pays for the occupancy inspection and any required repairs?
- It’s commonly the seller, but your purchase contract controls responsibility, so agree in writing on who pays fees, completes repairs, and provides the certificate at closing.
How long do inspections and re‑inspections take before closing?
- Timing varies by jurisdiction and season; plan a 2–3 week buffer for routine cases to allow for scheduling, repairs, and any re‑inspections.
Can utilities be turned on before the occupancy inspection is complete?
- Sometimes; certain providers require proof of inspection or an occupancy certificate for a permanent turn‑on, so coordinate early with the utility and the inspector.
What if violations are found and I can’t fix them before closing?
- You can negotiate seller repairs, repair escrows, credits at closing, or a closing extension, but your lender and title company must approve the approach.
